HomeMy WebLinkAboutPlanning 2023-10-26 COMPLETE AGENDA PACKETCity of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Nora Gierloff, AICP, Director
CITY OF TUKWILA
PLANNING COMMISSION (PC)
AGENDA
OCTOBER 26, 2023 - 6:30 PM
To Participate in the Virtual Meeting at 6:30 pm:
By Phone: Dial +1 253-292-9750, Access 779 253 241#
Online: To join this meeting virtually please click on Planning Commission on the 10/26/23 calendar
date on the events page located at https://www.tukwilawa.gov/events/
For Technical Support during the meeting, you may call 1-206-433-7155
Join in -person at: 6200 Southcenter Blvd, Council Chambers, Tukwila, WA. 98188
Start time
I. Call to Order 6:30
II. Roll Call 6:32
III. Amendment of the Agenda (if necessary) 6:33
IV. Adoption of Minutes (9/28/23 and 10/5/23) 6:33
V. General Public Comments (acknowledge whether written comments were received) 6:38
VI. Old Business (none)
VII. New Business 6:40
1. Land Use & Housing Elements — Briefing (with MAKERS)
VIII. Director's Report 7:40
IX. Adjournment 7:45
Reminder: Staff is available to address Planning Commissioner questions regarding packets anytime — we
encourage Commissioners to call or email staff by noon on the Tuesday before the Commission
meeting date. Please call or email Commission Secretary Wynetta Bivens, at 206-431-3654 or
Wynetta.Bivens@n,TukwilaWA.gov to be connected with the appropriate staff member. Thank
you!
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
City of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Nora Gierloff, AICP, Director
CITY OF TUKWILA
PLANNING COMMISSION (PC)
MINUTES
Date: September 28, 2023
Time: 6:30 PM
Location: Hybrid Meeting - via Microsoft Teams / Public, In -person Attendance, Council Chambers, 6200
Southcenter Blvd, Tukwila, WA 98188
Call to Order
Vice Chair Mann called the meeting to order at 6:36 p.m.
Roll Call
The PC Secretary took roll call.
Present: Vice Chair Sharon Mann, Commissioners Dennis Martinez, Alexandria Teague, Martin Probst, and
Ann Durant
Excused
Absence: Commissioner Louise Strander
Unexcused
Absence: Chair Apneet Sidhu
Staff: Director Nora Gierloff, American Institute of Certified Planners (AICP), Department of Community
Development (DCD); Long Range Planning Manager Nancy Eklund, AICP, DCD; Senior Planner Neil
Tabor, AICP, DCD; Economic Development Administrator, Derek Speck, and PC Secretary Wynetta
Bivens
Approval of Minutes
Due to the packet going out early, the 9/28/23 minutes will be adopted at the 10/26/23 PC meeting.
Written General Public Comments
No submittals.
Unfinished Business
None.
New Business
1. ECONOMIC DEVELOPMENT ELEMENT
Nancy Eklund, Long Range Planning Manager, AICP, DCD, provided an overview. She described the purpose of the
Economic Development (ED) element under GMA and noted that the existing element was adopted in 2015. She
described the relationship between the Economic Development (ED) Strategy being developed by the City, and
the final ED Element. She noted that the element, as with other elements, needs to be consistent with regional
policy guidance from the Puget Sound Regional Council (PSRC) and King County Countywide Planning Policies.
Also, the relevant policies have been added to the element where appropriate. She said the implementation
strategies would be developed by the ED Department and shared with the PC later.
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
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PC Meeting
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Derek Speck, Economic Development Administrator, provided background information and walked through issues
and goals relevant to economic development. He noted that the economic development strategy is the result of
engagement sessions conducted in 2022. This year, the strategy was further developed by an advisory committee
and focal groups, and the strategy document will be reviewed by the City Council in November, at which time,
there will be additional opportunities for input.
Staff walked through PC statements regarding retail sales tax; employee tax; Multi Family Tax Exemptions (MFTE)
and how that works; the cost -of -service calls generated by nonprofit development (e.g., senior developments);
flooding on the valley floor and financial risks associated with that possibility. There were questions regarding
the cost service calls for of non-profit development. Mr. Speck noted that the City was going through a Financial
Sustainability exercise and noted that additional policies would emerge from that effort. That would be made
available later in 2024.
Economic Development Element - Walk-through of Text
(9/28/23 PC Packet, Pages 13-28)
PC Discussion, page 9, Policy 3.5
Facilitate connections between employers and education and workforce development
institutions, seeking to increase graduation rates and develop a highly educated and skilled
local workforce. Align and prioritize workforce development efforts with Black, Indigenous,
and other People of Color communities; immigrant and refugees; and other marginalized
communities.'
A commissioner stated that she felt the verbiage in the second sentence (above) focusing on
BIPOC communities was divisive and should be struck. Ms. Eklund stated that such policy
language was reflective of the Countywide Planning Policies equity emphasis.
The question was asked whether the verbiage was suggested or required? Staff stated it was
required to adopt policies that are more equitable in their approach to meeting the needs of
the full community, and to consider how past policies may have disadvantaged certain
populations. Staff noted that the Plan will go through several layers of regional review and
will be evaluated against a checklist of consistency with regional policies.
A commissioner suggested more neutral language ("historically disadvantaged community"),
while another said that the language needs to be clear about the structural racism that
we're trying to address, and that while the language is uncomfortable, there may be growth
in the uncomfortableness, especially if we need to align with regional policy guidance.
The commissioners determined that this policy will come back to the PC for further
discussion.
PC Discussion: Page 13, purpose statement — a question about why the second line was removed.
Staff stated it was for brevity, and some commissioners concurred.
PC Discussions: Page 13, bullet 2, following the word reaction, add the word 'and infrastructure'.
PC Discussion: Page 14, a commissioner asked about Tax Increment Financing (TIF), and Mr. Speck
explained that TIF was recently adopted by the Legislature.
PC Discussion: Page 17, first bullet, second sentence, add a colon after the word elsewhere.
PC Discussion: Page 18, Other Challenges: move this comment, or address this in the
1 King County Countywide Planning Policy K_EC-12
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
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PC Meeting
9/28/23
Page 3
transportation element: "Establish coordinated transit hubs throughout the City
including, but not limited to, the Southcenter area, Tukwila South, Tukwila
International Boulevard, Interurban Avenue South, and the Manufacturing
Industrial Center that efficiently mix modes of travel and stimulate development of
real estate associated with transportation facilities."
PC Discussion: Page 19, top bullet — "Housing costs in the Seattle region have increased
significantly. This has led to some new single family and multi -family housing
investments in Tukwila but as housing prices increase, the risk of residential
displacement increases." A commissioner said that this is inaccurate — she does not
think the lead in of the sentence (Housing costs in the Seattle region...) should
recognize the changes regionally.
PC Discussion: Page 20, Policy 1.2: question about deletion of "high-tech" revise first line to read —
say "advanced technology and manufacturing" instead.
PC Discussion: Page 20, Policy 1.3: confirm if this policy is supposed to be focused on city or
county, or both.
PC Discussion: Page 23, Policy 4.2: Signage — A commissioner sked what this policy was intended
to achieve: Where possible, ease regulations that challenge small businesses. Mr.
Speck addressed the question and said any modifications to help small businesses
would be subject to further scrutiny.
Mr. Speck concluded that the City is working on achieving some of the goals but does not currently have
resources to achieve all of them. Director Gierloff noted that the implementation strategies will not be one for
one (i.e., policy: strategy); there will be items that staff feel can be achieved and they will identify the time period
required.
2. UTILITIES ELEMENT
Ms. Eklund provided an overview. She noted there is a detailed background report that goes with this element,
which is not included in the Comprehensive Plan. The original document was adopted in 2015 and minimal
changes were made, updates, new best practices policy guidance from the King County PSRC, information was
added, and any new directions of city policies. Some of the focus was the changes for government efficiency,
conservation of resources, equity (such as affordability), access to all communities including the historically
underserved, and ecological policies addressing water quality, green stormwater infrastructure, etc. The
implementation strategies are being developed by relevant departments and divisions.
Utilities Element — Walk-through of Text
(9/28/23 PC Packet, Pages 45-60)
PC Discussion: Page 45, keep language, 'The availability and adequacy of utility'
PC Discussion:
Page 47, under environmental sustainability, keep the last sentence that was
stricken, 'and its contributions to human health and vitality' and move it to a
different location.
3. CAPITAL FACILITIES ELEMENT
Ms. Eklund provided an overview. This element also has a background report. It is intended to include an
inventory of capital facilities that are owned by public facilities and public entities, including green infrastructure.
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
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PC Meeting
9/28/23
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A forecast of future facilities is required, as well as a six -year plan that shows how capital facilities are going to
meet land use element needs. If the Capital Facilities Element does not provide for the Land Uses identified in
the Comprehensive Plan, then the shortfall needs to be addressed to meet future needs. Most of the changes
in the plan focused on updating old practices, correcting inaccurate information, providing new policies (per
regional guidance and City policies), new activities, adding references to efficiencies completed in the
provision of Capital Facilities, and removing unnecessary administrative information.
Capital Facilities Element - Walk-through of Text
(9/28/23 PC Packet, Pages 81-98)
PC Discussion: Page 81, Staff need to review first paragraph under "GMA Capital Facilities
Planning ..." section and change "those facilities" back to "the community".
PC Discussion: Page 84, 'second paragraph, last three words "and mitigation payments" - staff
should the research it this is still correct (or should this language be moved to
another chapter?)
PC Discussion: Page 84, a commissioner requested a clarification regarding the Fire
Improvements Program - is the city still responsible for capital facilities for the
RFA — clarify this. Want clarity that we collect the fees, and they (RFA) are
responsible for building the capital facilities. Staff will address.
PC Discussion: Page 90, general policies, policy 1.1 — There was a question about where the
City's relationship with the RFA would fall in the list of beneficial capital
options — is it a contracted service (although we have annexed into the RFA);
what about sewer and water districts that have districts from whom the city
receives services — are those contracted services? The Commission asked staff
to do some research to figure out the accurate way to describe these
relationships, relative to Policy 1.1.
Staff requested for future element reviews that PC read the information in advance of the meeting and make
notes for questions and items they want to address because there will not be time for walkthroughs.
Director's Report:
- Reminder - PC will next meet on October 5tn
- There is a proposal to change the term expiration date for all Boards and Commissions from the end
of December to the end of March. This will go to the Finance Governance Committee on October 9tn
- Commissioner Durant was welcomed to PC.
Adjourned: 8:56 pm
Submitted by: Wynetta Bivens
PC Secretary
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City of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Nora Gierloff, AICP, Director
CITY OF TUKWILA
PLANNING COMMISSION (PC)
MINUTES
Date: October 5, 2023
Time: 6:30 p.m.
Location: Hybrid Meeting - via Microsoft Teams / Public, In -Person Attendance, Council Chambers,
6200 Southcenter Blvd, Tukwila, WA 98188
I. Call to Order
Chair Sidhu called the Special meeting of the Tukwila Planning Commission to order at 6:30 p.m.
II. Roll Call
The PC Secretary took roll call.
Present: Chair Apneet Sidhu; Vice Chair Sharon Mann; Commissioners Louise Strander, Martin
Probst, Alexandria Teague, and Ann Durant
Excused
Absence: Dennis Martinez
Staff:
Director Nora Gierloff, American Institute of Certified Planners (AICP), Department of
Community Development (DCD); Long Range Planning Manager Nancy Eklund, AICP,
DCD; Senior Planner Neil Tabor, AICP, DCD; and PC Secretary Wynetta Bivens
III. Amendment of the Agenda (if necessary)
The Commission did not consider any changes to the Agenda.
IV. Approval of Minutes
Commissioner Probst made a motion to adopt the 9/14/23 Minutes. Commissioner Mann seconded the
motion. Commissioner Teague abstained; she was absent. Motion carried.
V. Written General Public Comments
No submittals.
VI. Unfinished Business
None.
VII. New Business
Neil Tabor, Senior Planner, AICP, DCD, provided a brief overview of the focus for the evening's
agenda.
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
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PC Meeting
10/5/23
Page 2
a. Land Use (Centers Focus)
Nancy Eklund, Long Range Planning Manager, AICP, DCD, introduced the topic. She stated that this
plan is very long, and the intent of this update is to make it tighter and easier to use. Since the plan does
not have an element called "land use" (an element that is mandatory under GMA), one will be created
by compressing and consolidating other land use -type topics and categories in the Plan. She explained
how the plan, and many of the policies, will be reorganized to eliminate redundancies.
The two regional centers, the Urban Center at Southcenter and the Manufacturing and Industrial Center,
will be compiled into one element, "Regional Centers". The importance of Centers was discussed, along
with the Plan's intent to establish efficient land uses and transportation in these areas. She explained it
was necessary for the City's Plan to be "certified" by the Puget Sound Regional Council (PSRC), to
ensure that its eligibility for regional transportation funding was preserved. She shared a table showing
the most recent guidance provided by PSRC (2014) indicating the level of development that the city
needed to aspire to, and plan for, in the two centers. She noted the PSRC would monitor the Center's
progress in 2025. Information was provided on how the new chapter for regional centers will be created.
It was noted that currently no changes have been made, but some changes for different data are
necessary on page 15, Attachment A of the packet, as well as some different calculations on page 24.
Commissioner Mann asked about the likelihood of there being an opportunity to place a convention center
in the City.
b. Housing Production (Reasonable Measures) - Incorporating Leland Info
Neil Tabor provided a presentation giving an overview of the City's Housing Targets and historical under
production against previous housing growth targets. While recent housing development has picked up in
the last 4 to 5 years, this increased rate of housing development would need to be sustained at this
increased rate through 2044 to meet the adopted growth targets. An overview of key indicators within the
City's housing market demonstrated a need for additional housing, including a greater variety in housing
types and costs, consistent with the region.
Initial findings from a zoning code analysis for new residential development in the MDR and HDR zones
were shared, with initial findings being consistent with zoning code changes suggested within two
previous studies. Many areas of the current development code were shown to be impediments to new
residential development and inconsistent with common practices of other peer cities. Other
recommendations from these studies, including anti -displacement strategies were also shared.
VIII. Director's Report
- PC will meet on October 26.
- Director Gierloff thanked the PC for meeting twice in October.
IX. Adjourned
Commissioner Probst moved to adjourn; Commissioner Mann seconded the motion. All were in favor of
adjourning. The Planning Commission adjourned at 8:36 p. m.
Submitted by: Wynetta Bivens
PC Secretary
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
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City of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Nora Gierloff, AICF, Director
TO: Tukwila Planning Commission
FROM: Nora Gierloff, AICP, DCD Director
BY: Nancy Eklund, AICP & Neil Tabor, AICP
DATE: October 26, 2023
SUBJECT: Land Use & Housing - Briefing
ISSUE
This agenda item is to brief the Planning Commission at their October 26, 2023, meeting on
background information pertaining to reorganization of comprehensive plan elements,
establishment of a Land Use Element, and an update of the Housing Element.
BACKGROUND
Reorganization of Elements
In an effort to streamline, and more logically distribute content for all users of the
comprehensive plan, staff proposes establishing a "Land Use" element, a required element
under the Growth Management Act. In previous plans, Tukwila distributed Land Use
information throughout the plan rather than consolidating it.
In addition, the 2024 update will see the creation of a "Centers" element, which will combine
the two short elements addressing the "Southcenter — Tukwila Urban Center and
"Manufacturing/Industrial Center". Staff also proposes removing the "Residential
Neighborhoods", "Tukwila International Boulevard", and "Tukwila South" as standalone
elements. Policies from these elements will be reviewed to eliminate redundancy, improve
clarity, and ensure relevance and legality, and those retained will be generally redistributed as
seen as the second image below.
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
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INFORMATIONAL MEMO
Land Use & Housing - Briefing
October 26, 2023
Page 2 of 6
Element Consolidation:
• Element List (2015 Update)
1. Community Image and Identity
2. Economic Development
3. Housing
4. Natural Environment
5. Shorelines
6. Parks, Recreation and Open Space
7. Residential Neighborhoods
8. Tukwila International Boulevard
District
9. Tukwila South
10. Southcenter — Tukwila's Urban Center
11. Manufacturing/Industrial Center
12. Utilities
13. Transportation
14. Capital Facilities
15. Roles and Responsibilities
Element Reorganization:
• Element List (2024 Update)
— Land Use
- Community Image and Identity
- Economic Development
- Regional Centers
- Housing
— Natural Environment
— Shorelines
- Parks, Recreation and Open Space
Residential Neighborhoods
Tukwila Intcrnational Boulevard District
Tukwila South
Southccntcr Tukwila's Urban Ccntcr
Manufacturing/Industrial Ccntcr
— Utilities
— Transportation
— Capital Facilities
Roles and Rcsponsibilitic3
• Residential Neighborhoods — •
• Tukwila International Boulevard District •
• Tukwila South •
• Southcenter— Tukwila's Urban Center •
• Manufacturing/Industrial Center •
• Roles and Responsibilities •
UPDATES IN THE LAND USE & HOUSING REQUIREMENTS
Land Use & Housing (primari//
Land Use
Land Use
Regional Centers
Regional Centers
Community Image & Identity
Tukwila's Comprehensive Plan Update will be reviewed at the State, Regional, and County levels
to ensure that it complies with all requirements between these three bodies before being voted
on for adoption by the City Council. Each review body has required components and policy
language which must be included in the update in some form in order to be approved by the
reviewing body. Staff has been working to integrate any new requirements into planning
commission presentations and element updates to ensure compliance.
INFORMATIONAL MEMO
Land Use & Housing - Briefing
October 26, 2023
Page 3 of 6
Major update areas related to required land use and housing policies include:
• Racially disparate impacts
• Emphasizing growth around transit
• Housing affordable to different AMI levels
Examples of King County policies around these topics can be seen below:
• H-9 Collaborate with populations most disproportionately impacted by housing cost
burden in developing, implementing, and monitoring strategies that achieve the goals of
this chapter.
• H-10 Adopt intentional, targeted actions that repair harms to Black, Indigenous, and
other People of Color households from past and current racially exclusive and
discriminatory land use and housing practices. Promote equitable outcomes in
partnership with communities most impacted.
• H-11 Adopt policies, incentives, strategies, actions, and regulations that increase the
supply of long-term income -restricted housing for extremely low-, very low-, and low-
income households and households with special needs.
• H-14 Prioritize the use of local and regional resources (e.g., funding, surplus property)
for income -restricted housing, particularly for extremely low-income households,
populations with special needs, and others with disproportionately greater housing
needs. Consider projects that promote access to opportunity, anti -displacement, and
wealth building for Black, Indigenous, and People of Color communities to support
implementation of policy H-10.
• H-16 Expand the supply and range of housing types, including affordable units, at
densities sufficient to maximize the benefits of transit investments throughout the
county.
• H-17 Support the development and preservation of income -restricted affordable
housing that is within walking distance to planned or existing high -capacity and frequent
transit.
ESTABLISHING A LAND USE ELEMENT
One of the required elements of a comprehensive plan is a Land Use specific element. Previous
updates of the Tukwila Comprehensive Plan did not include such an element. In this update
9
INFORMATIONAL MEMO
Land Use & Housing - Briefing
October 26, 2023
Page 4 of 6
staff is preparing the new element, with a general organization of policy groupings as shown
below.
• Growth Management
GMA
Population Projections
Capacity
Land Use Designations
Future Land Use
Annexations & Essential Public Facilities
• Healthy & Equitable Communities
— Walkable Communities
— Equitable Access
• Built Environment
— TIB
— Tukwila South
• Land Use Compatibility
— Land Use Buffering
HOUSING ELEMENT CHANGES
In addition to many of the changes in required policy updates from the last comprehensive plan
update, many new legislative actions have been taken at the state level that should be
supported in the comprehensive plan update. Some of the most pertinent to housing include:
• HB 1110: Allowing middle housing in residential zones
• HB 1337: Reducing limitations on Accessory Dwelling Units.
Within the update of the housing element, the Washington Department of Commerce has
provided guidance on how to review existing and proposed housing policies with consideration
for Racially Disparate Impacts. Exhibits below are from the Department of Commerce's
"Guidance to Address Racially Disparate Impacts: Updating your housing element to address
new requirements" materials published in April 2023.
10
INFORMATIONAL MEMO
Land Use & Housing - Briefing
October 26, 2023
Page 5 of 6
Exhibit 9. Example policy evaluation framework
Criteria
Evaluation
The policy is valid and supports meeting the identified housing needs. The policy is needed and
addresses identified racially disparate impacts, displacement and exclusion in housing.
s
Supportive
The policy can support meeting the identified housing needs but may be insufficient or does not
address racially disparate impacts, displacement and exclusion in housing.
A
Approaching
Criteria
Evaluation
The policy may challenge the jurisdiction's ability to meet the identified housing needs. The
policy's benefits and burdens should be reviewed to optimize the ability to meet the policy's
objectives while improving the equitable distribution of benefits and burdens imposed by the
policy.
C
Challenging
1
The policy does not impact the jurisdiction's ability to meet the identified housing needs and has
no influence or impact on racially disparate impacts, displacement or exclusion.
NA
Not applicable
Exhibit 10 shows an example of findings from a policy evaluation using the example framework presented in
Exhibit 9. The evaluation reflects the findings established in Step 1 and Step 2, including the identification of
BIPOC communities, racially disparate impacts, displacement and exclusion in housing and the identification
of areas that may be at higher risk of displacement.
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INFORMATIONAL MEMO
Land Use & Housing - Briefing
October 26, 2023
Page 6 of 6
Exhibit 10. Example policy evaluation
Policy
Evaluation
Why?
Promote private and public
efforts to preserve the existing
quality housing stock by
maintaining sound units and
rehabilitating substandard units.
Allow more homes to be
developed in areas that have
existing infrastructure.
Maintain the character of
established single-family
neighborhoods, through
adoption and enforcement of
appropriate regulations.
s
Supportive
A
Approaching
c
Challenge
Public and private efforts can help to preserve existing
affordable housing inventory and allow residents to stay in
housing they can afford. Renters, who are primarily BIPOC in
the community based on the housing analysis, can benefit from
this policy.
Using existing infrastructure supports the goals of GMA and
results in lower building costs, which may result in lower rents
and purchase prices. At the same time, adding more housing in
areas served by existing infrastructure may still require
infrastructure upgrades or improvements.
Furthermore, new or upgraded infrastructure should be
considered for areas that have been historically disinvested in,
especially areas where communities of color live.
Depending on how it is implemented, this policy has the
potential to challenge the city's ability to meet the range of
housing needs identified in the housing needs assessment. If
implemented without regard to other housing needs, this policy
may serve as a barrier to meeting these needs.
Some types of zoning and regulations including minimum lot
size requirements, prohibitions on multifamily homes, and
limits on the height of buildings restrict the types of homes that
can be built. Research has connected zoning to racial
segregation, creating disparities in outcomes. Amending
zoning standards to allow more types of housing and
expanding housing choices that can be more affordable is an
important way to undo past harm.
Policy
Evaluation
Why?
Adopt and apply code
enforcement regulations and
strategies that promote
neighborhood protection,
preservation, property
maintenance, public safety and
welfare.
c
Challenge
Depending on how this is implemented, this policy has the
potential to challenge the city's anti -displacement efforts. Code
enforcement policies can often cause families with lower
incomes to be disproportionately fined and possibly displaced
from a neighborhood.
Further information on Regional and County
https://www.psrc.org/planning-2050/vision-
https://kingcounty.gov/en/legacy/depts/exe
planning/cpps
Planning Policies can be found in the links below:
2050
cutive/performance-strategy-budget/regional-
12
Land Use & Housing Elements
Planning Commission Briefing
October 26, 2023
Overview
• Reorganization of Elements
• Updates in Land Use & Housing Requirements
• Land Use Element Organization
• Housing Element Changes
• Redistribution of Residential Neighborhoods Element
2024-2044 Comprehensive Plan Update
Planning Comrnission
October 26, 2023
Reorganization of Elements
• Element List (2015 Update)
1. Community Image and Identity
2. Economic Development
3. Housing
4. Natural Environment
5. Shorelines
6. Parks, Recreation and Open Space
7. Residential Neighborhoods
8. Tukwila International Boulevard
District
9. Tukwila South
10. Southcenter — Tukwila's Urban Center
11. Manufacturing/Industrial Center
12. Utilities
13. Transportation
14. Capital Facilities
15. Roles and Responsibilities
• Element List (2024 Update)
Land Use
— Community Image and Identity
— Economic Development
— Regional Centers
— Housing
— Natural Environment
— Shorelines
— Parks, Recreation and Open Space
Rcsidcntial Ncighborhoods
Tukwila International Boulcvard District
Tukwila South
Southccntcr Tukwila's Urban Ccntcr
Manufacturing/Industrial Ccntcr
— Utilities
— Transportation
— Capital Facilities
Rolcs and Rcsponsibilitics
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
Content Distribution
1. Residential Neighborhoods
�► • Land Use & Housing (primarily)
2. Tukwila International Boulevard District • Land Use
3. Tukwila South • Land Use
4. Southcenter — Tukwila's Urban Center • Regional Centers
5. Manufacturing/Industrial Center • Regional Centers
6. Roles and Responsibilities • Community Image & Identity
2024-2044 Comnrehensive Plan Update
Planning ComrMssion
October 26, 2023
Updates in Land Use & Housing
Requirements
• General Areas:
— Racially disparate impacts
— Emphasizing growth around transit
— Housing affordable to different AMI levels
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
RCW 36.70A.70 Comprehensive Plan
Mandatory Elements (2)
New State Requirements
(e) Identifies local policies and regulations that result in racially disparate impacts, displacement,
and exclusion in housing, including:
(i) Zoning that may have a discriminatory effect;
(ii) Disinvestment; and
(iii) Infrastructure availability;
(f) Identifies and implements policies and regulations to address and begin to undo racially
disparate impacts, displacement, and exclusion in housing caused by local policies, plans, and
actions;
(g) Identifies areas that may be at higher risk of displacement from market forces that occur with
changes to zoning development regulations and capital investments; and
(h) Establishes antidisplacement policies, with consideration given to the preservation of
historical and cultural communities as well as investments in low, very low, extremely low, and
moderate -income housing; equitable development initiatives; inclusionary zoning; community
planning requirements; tenant protections; land disposition policies; and consideration of land
that may be used for affordable housing.
2024-2044 Comnrehensive Plan Update
Planning Comrn;ssion
October 26, 2023
Examples of Countywide Policies
Policies related to Racially Disparate Impacts
• H-9 Collaborate with populations most disproportionately impacted by housing
cost burden in developing, implementing, and monitoring strategies that achieve
the goals of this chapter.
• H-10 Adopt intentional, targeted actions that repair harms to Black, Indigenous,
and other People of Color households from past and current racially exclusive and
discriminatory land use and housing practices. Promote equitable outcomes in
partnership with communities most impacted.
• H-14 Prioritize the use of local and regional resources (e.g., funding, surplus
property) for income -restricted housing, particularly for extremely low-income
households, populations with special needs, and others with disproportionately
greater housing needs. Consider projects that promote access to opportunity,
anti -displacement, and wealth building for Black, Indigenous, and People of Color
communities to support implementation of policy H-10.
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
Examples of Countywide Policies
Policies related to Broader Housing Inclusivity
• H-11 Adopt policies, incentives, strategies, actions, and regulations that increase
the supply of long-term income -restricted housing for extremely low-, very low-,
and low-income households and households with special needs.
• H-16 Expand the supply and range of housing types, including affordable units, at
densities sufficient to maximize the benefits of transit investments throughout the
county.
• H-17 Support the development and preservation of income -restricted affordable
housing that is within walking distance to planned or existing high -capacity and
frequent transit.
2024-2044 Comprehensive Plan Update
Planning Comm ssion
October 26, 2023
Land Use Element Policy Structure
• Growth Management
— GMA
- Population Projections
- Capacity
- Land Use Designations
- Future Land Use
- Annexations & Essential Public Facilities
• Healthy & Equitable Communities
— Walkable Communities
— Equitable Access
• Built Environment
— TIB
— Tukwila South
• Land Use Compatibility
— Land Use Buffering
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
21
Housing Element Agenda
• Updates needed
• Housing trends and key findings
• Growth targets
• Racially disparate impacts
• Incorporating related zoning updates
• Engagement results
• Goal and policy updates
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
Housing Element Updates
Compliance with recent state law
- HB 1110: Allow middle housing in residential zones
- HB 1220: Housing affordability targets and consideration of racially
disparate impacts
- HB 1337: Reduce limitations on ADU's
King County planning policies and growth targets
— Adjustments to residential zones to achieve needed growth
— Capacity by income level and for emergency housing
Integrate recent and ongoing housing efforts
— Transit -Oriented Development Housing Strategies Plan
— Middle Housing Project
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
Existing Housing Stock
Existing Housing Units: 9,194
Current population: 22,780
Tenure: 57% rent, 43% own
Housing types:
- 42% single-family detached
— 10% `plexes (2-,3-, or 4-unit buildings)
- 24% small apartment buildings (5-19 units)
- 21.8% large apartment buildings (20+ units)
Cost burden: 41% of all households are cost -burdened
— 50% renters / 27% owners
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
12
Demographics
Residents
• Much more diverse than county average
— 67% People of Color
— 40% Foreign Born
• Similar age profile to county
• Households: More multi -generational and multi -member non -family
households than county average
Workforce
• Just 1.9% of Tukwila workers live in city limits
• 8.2% of Tukwila residents work in city limits
• 2/3 of employed Tukwila residents commute more than 10 miles to work
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
13
Housing Age
• Tukwila has older housing stock older
than King County
— 50+ years old: 45% vs 34%
(Tukwila/County)
— Built since 2000: 10.7% vs 28.1%
(Tukwila/County)
• If well -maintained and not replaced by
new construction, older units can offer a
naturally -occurring affordable housing
(NOAH) reservoir
Riverton Terrace, subsidized housing built in 1969, provided
by King County Housing Authority. Source: KCA, 2023
2024-2044 Comnrehensive Plan Update
Planning Comm ssion
October 26, 2023
Housing Production
• Few multifamily units delivered over the
past several decades
• Very low rental vacancy rate of 1.3%
• Most multifamily developments built in
recent years were senior housing
complexes or used developer agreements
to circumvent restrictive zoning standards
Mariblu Southcenter, senior adults housing, built in
2019. Source: Urbal Architecture, 2023
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
Housing Size
• Large households in Tukwila are more likely to rent than own, but
most large units are not available to rent
• Few smaller -sized options for 1- and 2-person households that own
3500
3000
2500
2000
1500
1000
500
0
1 Person
Studio
Household Size vs. Housing Unit Size
1
2 People 1 BR
3 People 2 BR
4+ People 3+ BR
■ Owner Households
■ Renter Households
❑ Ownership Units
❑ Rental Units
2024-2044 Comnrehensive Plan Update
Planning Commission
October 26, 2023
Growth Targets
• County -assigned growth
target of 14,239 total
housing units by 2044
16000
14000
• 240 new units per year (total 12000
5,045) to meet target
le 10000
c
• "Reasonable measures"
8000
required by County to .7)
= 6000
encourage housing
development due to slow 4000
growth 2006-2018 2000
0
Tukwila Housing Units and 2044 Target
••'r•*loos
2044 Target
14,239
2023 Housing Units
9,194
000 000 ON ONE ONEQi ON ONE 000 01' 00'' 01' 01' 000 00) 00) 000 000 0 ` O� 0`�
Year
Housing
Units
Source: OFM, 2023 and 2021 King County Urban Growth Center Report
r•
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
Income Band Allocations
• Housing targets now
allocated by income band,
based on existing housing
characteristics (HB 1220)
• County goal: regional
distribution of housing for
all economic segments
• Tukwila allocations:
— 21% to lowest tier
— 51% to highest tier
• Must also demonstrate
capacity for 1,242
emergency shelter beds
co
c
4,500
4,000
3,500
3,000
2,500
2,000
1,500
1,000
500
0
Housing Target Allocation by Income Band
V
0-30% 30-50% 50-80% 80-100% 100-120%
AMI
x Needed Units
>120%
• Existing Units
Source, existing units by income band: Housing for All Planning Tool (HAPT) by
Washington State Department of Commerce, Growth Management Services.
Source, needed units: King County Housing Needs Dashboard.
2024-2044 Comnrehensive Plan Update
Planning Commission
October 26, 2023
Racially Disparate Impacts
• Some policies in the 2015 Comprehensive Plan favor
exclusive neighborhoods
— Ambiguous references that prescribe new development to
"blend in" with existing neighborhood through character and
design
— Expressed preference for large, (expensive) single-family homes
• Comprehensive Plan helps create barriers to
homeownership:
— Zoning exclusive to single-family neighborhoods
— Limited availability of affordable housing
— Overall rising housing/rent cost
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
MIDDLE HOUSING PROJECT
Recommended updates to LDR zone
(low -density residential) to:
• Allow new housing options
• Reduce cost for new homes
• Increase housing capacity
House under
existing LDR
Double
Duplex
Small -lot Cottage
Double
Duplex
Townhouse
Style
IBC Fourplex
Zone
LDR (revised)
MDR (revised)
Minimum lot size
Lot area per unit
Units per lot
Parking
Requirement
Design review
Midblock Sixplex Corner Sixplex
5,000 sf
(3,000 sf for
cottage)
1,250 sf
Up to six
1 per unit
No requirement
Six -unit Cottage
Community
3,000 sf
800 sf
N/A
1 per unit
Required above
5,000 sf
Six -unit Duplex
Cluster
2024-2044 Comprehensive Plan Update
Planning Com ,i;,sion
October 26, 2023
MDR & HDR Zoning Analysis
• Leland Consulting Group analyzed existing MDR and HDR (medium- and
high -density residential) zones and regional demand
• There is strong demand for multifamily housing in south King County
• Restrictive and costly standards in MDR and HRD discourage development
• Recommendations:
— More flexible standards for height, density, lot coverage, stepbacks, and
parking
— Consider expanding HDR zones near transit and services
— MFTE to attract development
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
What We've Heard
• Prioritize more affordable ownership
options
• Critical need for family -sized and multi -
generational housing
• Desire for housing on safe streets and
areas without environmental impacts
• Existing zoning puts significant barriers to
construction
• Consistent MFTE policy is critical for
attracting development
• Design of new housing should consider
increased extreme weather events due to
climate change
Public Open House at Showalter Middle School, September 20, 2023
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
22
Goal & Policy Updates
• Clarify and simplify language where possible
• Realistic implementation strategies
• Alignment with county/state policies and laws
• Reflect RDI findings and requirements
• Address housing gaps and needs
• Consider climate change, displacement, social equity
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
Residential Neighborhoods
2015 Goals
• GOAL 7.1- Residential Land Use Pattern: A land use pattern that encourages a
strong sense of community by grouping compatible and mutually supportive uses
and separating incompatible uses
• GOAL 7.2 - Neighborhood Quality: Tukwila's residential neighborhoods have
physical features that preserve and strengthen neighborhood character, enhance
neighborhood quality, and foster a strong sense of community.
• GOAL 7.3 - Neighborhood Quality: Stable residential neighborhoods that support
opportunities for improved educational attainment, employment, engagement,
economic security, and personal safety.
• GOAL 7.4 - Neighborhood Sustainability: Continuing enhancement and
revitalization of residential neighborhoods to encourage long-term residency and
environmental sustainability
2024-2044 Comnrehensive Plan Update
Planning Com ;i ssion
October 26, 2023
Residential Neighborhoods
2015 Goals
• GOAL 7.5 - Neighborhood Development: Tukwila's residential neighborhoods
have a high -quality, pedestrian character with a variety of housing options for
residents in all stages of life
• GOAL 7.6 - Neighborhood -Supportive Commercial Areas: Neighborhood -
supportive commercial areas, including Residential Commercial Centers, that bring
small commercial concentrations into and adjacent to existing residential
neighborhoods to improve existing residential areas while providing products and
services to nearby residents.
• GOAL 7.7 - Southcenter Boulevard: A corridor of low-rise offices and residences
with localized commercial uses at major intersections, all of which act as a buffer
to the low -density residential neighborhoods to the north of the Southcenter area.
• GOAL 7.8 - Noise Abatement: Residential neighborhoods are protected from
undue noise impacts, in order to ensure for all residents the continued use,
enjoyment and value of their homes, public facilities and recreation, and the
outdoors
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
Policy Evaluation Framework
The policy is valid and supports meeting identified housing needs.
The policy is needed and addresses identified racially disparate
impacts, displacement and exclusion in housing.
The policy can support meeting the identified housing needs but
may be insufficient or does not address racially disparate impacts,
displacement, and exclusion in housing.
The policy may challenge the jurisdiction's ability to meet the
identified housing needs. The policy's benefits and burdens should
be reviewed to optimize the ability to meet the policy's objectives
while improving the equitable distribution of benefits and burdens
imposed by the policy.
The policy does not impact the jurisdiction's ability to meet the
identified housing needs and has no influence or impact on racially
disparate impacts, displacement, or exclusion.
Evaluation
S
Supportive
A
Approaching
C
Challenging
NA
Not
Applicable
2024-2044 Comnrehensive Plan Update
Planning Com ;ission
October 26, 2023
Policy Evaluation Examples
Evaluation
Promote private and public efforts to preserve the existing
housing stock by maintaining sound units and rehabilitating
substandard units.
Allow more homes to be developed in areas that have existing
infrastructure
Maintain the character of established single-family
neighborhoods, through adoption and enforcement of
appropriate regulations.
Adopt and apply code enforcement regulations and strategies
that promote neighborhood protection, preservation, property
maintenance, public safety and welfare.
S
Supportive
A
Approaching
C
Challenging
C
Challenging
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
39
GOAL 7.1 - Residential Land Use Pattern
Residential Land Use Pattern
• Policy 7.1.1:
— Maintain a comprehensive land use map that supports the
preservation and enhancement of single-family and stable
multi -family neighborhoods; eliminates incompatible land
uses; and clearly establishes applicable development
requirements through recognizable boundaries.
• Move to Land Use Element
2024-2044 Comnrehensive Plan Update
Planning Comr.i ssion
October 26, 2023
GOALS 7.2 & 7.3 - Neighborhood Quality
• Example Policies:
— Policy 7.3.2: Improve the public infrastructure in all neighborhoods to
an equivalent level of quality, with an emphasis on sidewalks and
transit access
• Move to Land Use Element
— Policy 7.3.4: Use new development to foster a sense of community,
and replace lost vegetation and open spaces with improvements of at
least equal value to the community
• Delete
— Policy 7.3.6: Strict enforcement of codes for neighborhood quality
• Delete
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
GOAL 7.4 - Neighborhood Sustainability
• Policies:
— Policy 7.4.1: Utilize both City and non -City funding to
directly promote revitalization of residential
neighborhoods.
• Delete, already exists in Housing Element
— Policy 7.4.2: Decrease greenhouse gas emissions through
land use strategies that promote a mix of housing,
employment and services at densities sufficient to
promote walking, bicycling, transit and other alternatives
to auto travel.
• Move to Land Use Element
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
GOAL 7.5 - Neighborhood Development
• Example Policies:
— Policy 7.5.6: Support a residential rehabilitation program
that provides assistance, inducements and incentives for
residents to upgrade and maintain safe, attractive homes
and yards.
• Expand within existing policies in Housing Element
Policy 7.5.9: Support zoning densities that encourage
redevelopment of existing multi -family properties.
• Reframe with consideration for preservation of affordable housing
or delete
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
GOAL 7.6 - Neighborhood -Supportive
Commercial Areas
• Example Policies:
— Policy 7.6.1: Link commercial areas located within
approximately one -quarter -mile of residential areas with
high -quality pedestrian and bicycle access facilities.
• Move to Land Use Element
— Policy 7.6.2: In neighborhood commercial developments,
harmoniously reflect the scale and architectural details of
surrounding residential structures, and encourage non -
motorized access.
• Delete or clarify intention of policy
2024-2044 Comprehensive Plan Update
Planning Comr,1i3sion
October 26, 2023
GOAL 7.7 - Southcenter Boulevard
• Policies:
— Policy 7.7.1: Balance the competing concerns of uphill residents for
maximum views and the community -wide desire for contour -hugging
design and angular lines of hillside structures.
• Delete
— Policy 7.7.2: Require sloped roof lines along Southcenter Boulevard to
imitate the local topography and residential character.
• Delete
— Policy 7.7.3: Provide additional pedestrian connections between
residential areas to the north and Southcenter Boulevard.
• Move to Transportation Element
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023
GOAL 7.8 Noise Abatement
• Example Policies
— Policy 7.8.2: Require building contractors to limit their construction
activities to those hours of the day when nearby residents will not be
unreasonably disturbed.
• Delete, standards already exist in municipal code
— Policy 7.8.6: Work with the Port of Seattle, King County Airport and
the Federal Aviation Administration to promote the development and
implementation of airport operational procedures that will decrease
the adverse noise effects of airport operations on Tukwila and its
residents.
• Move to Land Use Element
2024-2044 Comnrehensive Plan Update
Planning Comr,i ssion
October 26, 2023
Discussion
2024-2044 Comprehensive Plan Update
Planning Commission
October 26, 2023